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Twin Lights Terrace Condominium Association, Inc.Minutes of Board of Governors Zoom TeleconferenceSeptember 21, 2020Call to OrderThe meeting was called to order by Jim Bemiss at 7pm via Zoom.Roll CallBoard members Present: Walter Ernst, Jose Paredes, Colleen O’Brien, Jim Bemiss, Eric Dennis, Don Del Bello, Joe Scotti,Board Members Absent: Joe Burke, Paulette WallResidents Present: Tracy Dennis (E1), Eddie Gahrmann (C6), Dona Grace Betts (H5), Liz Guida (E5), Miranda Hanafy (H4), Joanne Niciforo (B1), Linda Whitehead (C3), Anthony Gonzales (F6), Barbara Greene (B4), Ray Vargas (J8), Wendy O’Ree (I5), Bill Bauder (I3), John & Esther Calavano (C9), Mary Prinzivalli (E10), Justin Croak (E7), Chris Hellman & Stephanie Dixon (H1), Michelle Yanes (E2)Conduct of MeetingJim Bemiss announced that homeowners will remain muted until the Homeowner Participation period at the end of the meetingAgendaOld BusinessNew Business Additions: E2 Air conditioner relocation (added by Walter Ernst)GeneralExecutive SessionApproval of Minutes from Last MeetingA motion was made by Eric Dennis to accept the minutes from August 17, 2020. Motion seconded by Don Del BelloTreasurer’s Report – Reported by Walter Ernst:As of 8/31/2020 - See attached summary, which will also be posted on the website going forwardJim Bemiss reported that he discovered that a $12,600 rebate due to the association from Comcast which was never received. He has contacted them, and the monies will be paid to us.Jim also reported that he will work with the town and American Water to reduce the $1200 monthly payment we make for fire hydrants. Twinlights is the only condo association in Highlands paying for hydrants.Office Report – Reported by Jim BemissTwo units closed, including a 1 bedroom which sold for by $239,00 and a 2 bedroom for $370,000Shannon continues to work from homeMaintenance Report – Reported by Jim BemissNothing new to reportCorrespondence Report – Reported by Jim BemissNothing new to reportCOMMITTEE REPORTSMaintenance Report – Reported by Jim BemissEric Dennis inquired if there was a plan for gutter cleaning. Walter Ernst stated that the issue is not only with gutters being clogged, but also that the gutters are too small and their future replacement should be investigated. Jim commented that E, F & G gutters are bad. Eric added that there is a major problem in E, with explosive cascading of water causing damage to the siding and soil erosion below. This will be one project for the list being developed for consideration for inclusion in the reserve budget funding for 2021Budget Committee – Reported by Walter ErnstSee treasurer’s summaryPAC Committee – Reported by Jim BemissNo committee currently – Still seeking volunteersLandscaping Committee – Reported by Eddie GahrmannEddy Gahrmann reported that the order for the new signs has been placed and they will be installed in the coming rmation for homeowners regarding landscaping has been posted on the websiteThe committee is working on obtaining expert assessments from tree experts and landscapers for potential projects for the 2020 budget and the 2021 budget.Liz Guida presented information on the proposed project for the improvement of the EF hill. She reviewed the need to prevent further soil erosion, prevent damage to the new $60,000+ retaining wall and create a beautiful common area that can be enjoyed by all. A formal proposal by homeowner Jeff Osman to complete the job for the cost of materials for $3115 was included. Jeff will provide his crew at no cost to the association, a savings of $7500-8,000. Joe Scotti questioned what was under the weeds and stated that the area needed to be ‘scoped out, although when questioned by Liz he was unable to define ‘scoping out’. Don DelBello stated that as a homeowner Jeff has a vested interest in doing a good job. Anthony Gonzales questioned the functionality of the “purple pad.” Mary Prinzivalli stated that in a previous project the water company was contacted, and it was learned that the pad covers a tank which is no longer in service. Walter asked that further discussion on advancing this proposal be moved to executive session.Mary Prinzivalli stated that she had recently pulled weeds on the EF hill and that weeds were growing into the transformer. Jim Bemiss stated that he would use special gloves, inspect the area and contact JCPL.Insurance Committee – Reported by Colleen O’BrienNothing new to reportCommunication Report – Reported by Don Del BelloThe website continues to be updatedJoe Scotti complimented Don on the website and suggested that we track IP addresses to see if non-residents are using the website.Electric Car Charging Station Committee – Reported by Eric DennisEric proposed a resolution that electric car charging stations be permitted. The proposal provides that the unit owner will be responsible for installation, upkeep, and removal. If the homeowner does not currently have a reserved parking space, one will be designated. Eric Dennis will draft a new provision to be submitted to the BOG and, once approved, be added to the Rules and Regulations codifying the policy on Electric Charging Stations. All board members who were present voted yes with the exception of Joe Scotti who abstained. (Resolution attached)Welcome Committee – Reported by Eric DennisThe committee continues to meet with new residentsTracy Dennis reported that the committee created a short Survey Monkey which is sent to residents after the visit. The response has been very positive. When asked for suggestions to improve the community one resident responded that she would like to have the ability to autopay the HOA feePool & Tennis Committee – Reported by Jim BemissNothing to reportManagement Options Investigative Committee – Reported by Jim BemissJim stated that he has spoken to some people having experience with management companies to see how they like their management company. He also indicated he is gathering additional information. The committee has not met as a whole.OLD BUSINESSE-F parking lot striping and numbering has been completed. A-D will be done this week. The word ‘RESERVED’ will be added to the parking bumpers in E-F by TLTC Maintenance staffWalter Ernst reported that the C building walkway railing was replaced with 2x4’s by Robert Rego this week as a temporary fix. Professional replacement is estimated to cost in the range of $18,000 and will be added to next year’s reserve budget requestsAt the request of the Landscape Committee the large bushes at the base of the C North stairs will be removed by Robert Rego prior to sign installation. This will allow the centering of the new sign and also alleviate issues with residents backing out of parking spaces in the blind.Banking – Jim Bemiss reported the move to Investors Bank is completeRetaining wall G building replacement will be costly Recycling – Three replacement green recycling bins have been added by E north. The replaced signs had no lids. This area requires more bins because it is used by residents of C, D & F C&I Painting – complete. Contractor has not returned for touch-upsE stairs shifting – Robert Rego has determined that the issue is minor, and he will repair. Details of his assessment or repair strategy were not provided. The work has still not been doneGenerators – Kevin McDonough, our insurance agent has advised that allowing use of gasoline generators is an insurance issue due to gasoline as the fuel being consumed near a building and issues of where the generators and fuel are stored and operated. Also, an issue with electrical amps going back into a building considering our aging wiring is a factor unless carefully evaluated by electrical professionals. He stated that if generators are used here, their use could jeopardize our insurance coverage and so he advises against it. Don Del Bello voiced a concern over gasoline being stored in the units. Walter cited an incident in California where a family was killed by odorless but deadly fumes getting into a building from a connected garage in which a generator was operated. The board will discuss adopting a policy.Dryer Vent Update – reported by Eric DennisSeveral contractors have been contacted and will submit proposalsAdditional information is needed from Robert Rego, but he has not responded to Eric’s requests for informationWalter asked that once Robert responds, Eric work with the contractors rather than having Robert Rego contact contractorsAssociation will vote on a decision as to who absorbs the cost; homeowners will be given a window of time to arrange for an appointment with the selected contractor. The choices are to have centralized identification of preferred contractors offering TLTCA owner rates with the owners paying or adding this cost to the annual operating budget and handling it through the annual assessment unit owners pay. Either way monitoring to insure compliance with cleaning is mandatory.Joe Scotti stated that he feels that each homeowner should pay.Ray Vargas added that in addition to vents, the interior of the dryer should be cleaned by homeowners at least yearlyNEW BUSINESSAnnual Unit Owner meeting/Board of Governors electionThe annual meeting will be held via Zoom on October 21, 2020. Three board seats are open (Paulette Wall, Eric Dennis, Don DelBello). Candidates include Eric Dennis (E1), Don Del Bello (C6), Corinne Haley (D8), Ashely Rhodes (I15), Miranda Hanafy (H4)Ballots will be counted by 3 board members and 1 independent homeowner. Walter Ernst has asked Lynn Sosnowski to be the independent. Bylaws Since the proposed revisions of the bylaws were objected to by more than 10% of the unit owners, the board will need to propose a new resolution to send to unit owners using the traditional method of changing bylaws. This method requires a 65% approval vote of unit owners based on percentage of ownership to be adopted. Walter recommended that board members understand that they will have to actively campaign for this vote in order for that percentage to be attained as there are a large number of unit owners who do not vote on anything and failure to vote is the same as a no vote. Jim Bemiss reported that the CAI is suing the State to reverse the requirements that caused us to have to seek unit owner approval in order to continue the ability to fine for failure to follow Rules and Regulations. Joe Scotti questioned if the board’s inability to fine will have an effect on home values. Jim Bemiss suggested that if the board cannot fine, then the board may have to get court orders to enforce rules; the cost of which would be paid by the unit owner if found by the court to be in violation and having to pay legal and court costs or by all unit owners through higher legal costs in the annual operating budget.Preliminary Candidates for Anticipated Projects for Consideration in the 2021 BudgetC North stair Replacement $18,000E & D Painting: $31,000 (Operating cost) Siding: $44,000 (Reserve Expense)Pool Coping: $25,000A&D Handrail – no estimate as of yetDecking Replacements – spent $17,000 in 2020Balcony Railings are rotting – no estimate as of yetSmoking SurveyA homeowner in J requested a survey of residents be taken to gauge interest in banning smoking throughout the complex including within individual units due to the health issues associated with second hand smoke. After discussing this, a resolution was offered to take the survey and the board voted 4 to 3 not to do so.E2 Air Conditioner RelocationHomeowner Michelle Yanes, E2, requested that the board pay for the relocation of her AC unit currently located on the north end wall side of E building back to the balcony. She stated that it had been moved by the Twinlights maintenance manager years ago at the request of a previous owner and she feels the Association should pay to put it back in its original location. The board disagreed. Michelle will leave it where it is.Homeowner ParticipationStephanie Dixon & Chris HellmannA tree that was split in the recent storm is balancing precariously close to the north end of H Building and presents a danger. Walter stated the tree is on county property and they are responsible for removal and that the Association has been in contact with them to do that. Jim Bemiss recommended that homeowners call the county Freeholders, the more calls the better.The menacing neighbor continues to present a danger to residents. Chris stated that several residents have installed security cameras but asked that the board install additional cameras for a broader view. The menace has had ‘No Contact Orders’ in the past but has violated them. Jose Paredes asked if there was video of him vandalizing cars or signs. There are none to date. Jim Bemiss will contact the Highlands Police Chief.Miranda HanafyTrespassers going to the lighthouse walk along the H Building sidewalk and even when confronted, continue to trespass. Jim Bemiss advised her to call the police.Wendy O’ReeStill waiting for a response on I14. Jim Bemiss will send it to her tomorrowBarbara GreeneQuestioned if the board had a plan to deal with portable generators in the event of another power failure. Jim Bemiss stated they will monitor for noise and gasoline storage. Wendy O’Ree asked if they had considered adding a Generac by the pool house to be used for storage of medication and charging stations. Jim stated that would have to added to the budget.Bill BauderBill requested an update on the video he had sent to the board involving a drainage problem at I building that has gone on for years. Bill stated that the storm drain does not function properly and forces water to overflow, making the sidewalks impassable and compromising the buildings. Wendy stated that her dehumidifier runs constantly due to this. Walter stated that he lives in the building and has not witnessed the sidewalks being impassable. Walter feels the issue is related in part to a clogged French drain which will be cleaned by Maintenance staff.Motion to adjourn by Joe Scotti, seconded by Don Del Bello and not opposedMinutes prepared by Liz Guida ................
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